Provo and Orem landlord rules come from three layers: Utah’s statewide landlord-tenant statutes, which set deposits, repairs, notices and evictions and bar local rent control; each city’s own rental licensing program; and, for buildings that house Brigham Young University students under contract, BYU’s housing standards. An owner of an apartment building in either city has to satisfy all three, and the details differ between the two cities more than many owners expect.
This guide walks through each layer using the statutes, city pages and university requirements that apply, starting with the state rules every owner in Utah County follows and then moving to what is specific to Provo, Orem and BYU-contracted housing.
Why Provo and Orem landlord rules matter so much here
Provo and Orem are neighboring cities in Utah County, and Provo is the county seat. Both have large renter populations, driven in large part by two universities: Brigham Young University in Provo and Utah Valley University in Orem.
The Census Bureau’s QuickFacts profile for Provo shows an estimated 114,527 residents on July 1, 2025, and an owner-occupied housing rate of 39.4% for 2020–2024. That means about six in ten occupied homes in Provo are rented. Median gross rent for the period was $1,193. Orem, with an estimated 95,214 residents, had an owner-occupied rate of 57.8% and a median gross rent of $1,438, according to its QuickFacts profile.
With that many renters, and many of them students on academic-year leases, the rules on deposits, notices and licensing come up constantly. In student-heavy neighborhoods turnover tends to be high, which means deposit returns and move-out inspections happen at scale every spring and summer.
Utah’s statewide framework
Most of the rules that govern a Provo or Orem apartment come from state law, and the state has limited what cities can add.
No local rent control
Utah prohibits local rent control. Under Utah’s statewide ban on local rent control, Utah Code 57-20-1, “a county, city, or town may not enact an ordinance or resolution that would control rents or fees” on private residential property “unless it has the express approval of the Legislature.” Neither Provo nor Orem can cap rent increases on private apartments.
The Utah Fit Premises Act
The Utah Fit Premises Act, Title 57, Chapter 22, sets the baseline duties of every residential owner. Under section 57-22-4, an owner “may not rent the premises unless they are safe, sanitary, and fit for human occupancy.” Owners must maintain electrical, plumbing, heating and hot and cold water systems, along with any air conditioning provided, and buildings with more than two units must provide garbage receptacles.
The same section sets entry rules. “Except as otherwise provided in the rental agreement, an owner shall provide the renter at least 24 hours prior notice” of entering a unit. Many leases address entry directly, so owners should know what their own lease says.
The act also defines how quickly problems must be fixed. Section 57-22-6 sets a “corrective period” of three calendar days for a standard of habitability and 10 calendar days for a requirement imposed by the rental agreement. Renter remedies come with conditions. A renter must be in compliance with the renter’s own duties under section 57-22-5, which include keeping the unit clean and safe, using appliances and systems reasonably, not adding occupants beyond the lease without written permission, and being current on all payments. The renter must then give the owner written notice that describes each deficient condition, states the corrective period and the remedy chosen, and gives the owner permission to enter. For a dangerous condition, the renter may notify the owner by any reasonable means, and the owner must begin remedial action within 24 hours.
If the owner does not take substantial action before the corrective period ends, the renter may choose one of two remedies. Under rent abatement, the rental agreement is terminated and the owner must return the full security deposit and a prorated refund of prepaid rent. Under repair and deduct, the renter may fix the problem and deduct the cost from future rent, up to an amount equal to two months’ rent, with receipts due within five calendar days after the next rental period begins. For an owner, the practical lesson is that an ignored habitability complaint can end a lease or reduce rent within days.
Cities cannot change these rules. Section 57-22-7 provides that “a county or municipality may not adopt an ordinance, resolution, or regulation that is inconsistent with this chapter.”
Security deposits
Utah’s security deposit statute, Utah Code 57-17-3, requires an owner to return the deposit, minus allowable deductions, “no later than 30 days after the day on which a renter vacates and returns possession of a rental property to the owner.” Any deductions must come with “a written notice that itemizes and explains the reason for each deduction.” Deductions can cover “damages to the premises beyond reasonable wear and tear,” along with other amounts owed under the lease.
The statute was amended in the 2025 session. H.B. 480, titled Landlord Communication Amendments, passed in March 2025 and, according to industry summaries of the bill, allows owners to return deposits and itemized deduction notices electronically. In a market with many short leases, electronic delivery can make the 30-day deadline easier to meet.
Disclosures and move-in paperwork
Section 57-22-4 also requires specific disclosures, and they apply to every lease in Provo and Orem:
- Before taking an application fee or any other payment, the owner must disclose in writing a good faith estimate of the rent and fixed non-rent expenses, among other items.
- Before the lease is signed, the owner must give the prospective renter a written inventory of the unit’s condition, or a condition form to return within a reasonable time, or an opportunity to do a walkthrough inspection.
- Late fees may not exceed the greater of 10% of the agreed rent or $75. A fee not included in the rental agreement may be added only on a month-to-month basis with 15 days’ notice.
- At or before the start of the term, the owner must disclose in writing contact information for the owner or manager and provide an executed copy of a written rental agreement and a copy of any rules and regulations.
The condition inventory matters most at move-out. In a market with heavy student turnover, a documented move-in condition report is the strongest support an owner has for deposit deductions within the 30-day window described above.
Utah law also gives crime victims a right to a lock change. Under section 57-22-5.1, a renter who provides a police report or a qualifying protective order and pays the cost may require the owner to install a new lock, either by rekeying a lock in good working order or by replacing the mechanism, and the owner must refuse to give a key to the perpetrator.
Notices and evictions under Utah law
Utah’s unlawful detainer statute sets the notices that start most evictions. Under Utah’s pay-or-quit rule in Utah Code 78B-6-802, a tenant who is in default “in the payment of any rent or other amounts due” is in unlawful detainer if the default “has remained uncomplied with for a period of three business days after service” of a notice, which “may be served at any time after the rent becomes due.” The current version of the section reflects an amendment from the 2026 session, effective May 6, 2026.
The same section sets other notice periods that owners should know:
- Ending a periodic tenancy requires notice at least 15 calendar days before the end of the rental period.
- A tenancy at will requires at least five calendar days’ notice.
- Nuisance, criminal acts, unauthorized subletting or waste support a three-calendar-day notice to quit.
- Other lease violations support a three-calendar-day notice to comply or vacate.
- A fixed-term lease that has expired does not require a notice before the tenant must leave.
The distinction between business days for nonpayment and calendar days for most other notices is a common source of mistakes. A notice served on a Friday for unpaid rent does not run over the weekend, while a nuisance notice does.
Provo’s rental dwelling license
Provo adds a licensing layer on top of state law. According to the city’s page on Provo’s Rental Dwelling License, a license is required for “anyone owning, operating, or maintaining a rental dwelling in Provo.”
The application requirements are practical rather than burdensome:
- Fees listed on the city’s page are $20 for one unit and $60 for multiple units or duplexes, with a $10 fee to change the name on a license.
- Approval requires a complete application, payment, zoning department approval and confirmation that the property meets city requirements.
- Documentation includes proof of ownership, identification and property details. The city’s application form also asks for a copy of liability insurance and, for entities, registration with the Utah Department of Commerce.
- Owners who live outside Utah submit a Limited Power of Attorney form so that a trusted person, such as a property manager, can act for them on licensing matters. The application form also states that owners living more than 20 miles from the property must have a property manager.
Licenses do not transfer to a buyer, according to the application form, so a new owner needs to apply in their own name after closing. Short-term rentals on platforms such as Airbnb require a commercial business license instead of a rental dwelling license.
Occupancy limits and parking permits
Provo also regulates how many unrelated people may live together in many residential zones, which matters for student housing. A 2015 advisory opinion from the state’s Office of the Property Rights Ombudsman described Provo’s code as allowing a family plus up to two additional unrelated individuals in a single-family unit, and noted that more than one kitchen in a dwelling creates a presumption of two separate housekeeping units. Owners should confirm the current limits for their zone with the city before leasing by the bedroom.
The license also connects to parking. Provo operates residential parking permit areas in Foothill Park, University Gardens and Carterville, and tenants qualify for permits only if they “live in a rental with a valid rental dwelling license.” Residents of certain larger apartment complexes in those areas are not eligible. An unlicensed rental therefore affects not only the owner’s standing with the city but also whether tenants can park legally near home.
Orem’s landlord licensing program
Orem has its own program, and it works differently from Provo’s. The city’s page on Orem’s landlord licensing program states that “this program requires that all rental units are licensed” and that “all utility bills for rental properties remain in the name of the property owner.”
That utility requirement is a meaningful operating difference. In Orem, the owner remains responsible for the city utility account, so owners need to budget for those utilities or recover them through the lease rather than expecting tenants to open their own city accounts.
Orem’s fee structure is also different. The city charges one fee per owner regardless of the number of units, which its page describes as a proposed fee of $55 per year, with invoices sent by the end of July. Because the page labels the figure as proposed, owners should confirm the current amount with the city. Orem’s page cites state enabling statutes, Utah Code 10-8-85.5 and 10-1-203.5, as the basis for the program.
BYU contracted housing standards
Buildings that want to house BYU students under the university’s contracted housing program take on another set of requirements. BYU’s page on contracted housing requirements for landlords states that “landlords must use the BYU Student Landlord Rental Agreement” and that “landlords will ensure compliance with Provo City licensing and zoning ordinances.” Participating properties must also allow an onsite property review and follow BYU’s standards for separating housing by sex.
The program’s reach has changed. Beginning in fall 2022, single undergraduates were no longer required to live in BYU-contracted housing after their first two semesters, according to BYU’s student newspaper. That widened the pool of students who can rent from non-contracted landlords, while contracted properties continue to serve first-year students and others who prefer them.
For owners, the choice to participate is a business decision. Contracted housing offers access to a steady stream of student tenants but requires using the university’s lease and meeting its standards. A non-contracted building has more flexibility but competes for students without the university’s endorsement.
How the layers fit together for owners
Put together, the rules create a predictable checklist for anyone who owns or plans to own apartments in either city:
- License before you lease. Provo requires a rental dwelling license for every rental, and Orem requires all rental units to be licensed. A new owner needs a new license after purchase.
- Know which city you are in. Provo charges by unit count and requires local management for distant owners; Orem charges per owner and keeps utilities in the owner’s name.
- Follow Utah’s timelines exactly. Deposits are due within 30 days with an itemized notice, nonpayment notices run three business days, and most other notices run in calendar days.
- Treat habitability as urgent. The three-day corrective period for habitability problems is short, and tenants have repair-and-deduct remedies up to two months’ rent.
- Plan student housing around occupancy and BYU rules. Confirm Provo’s occupancy limits for the zone and decide whether BYU contracting fits the building.
Owners who are thinking about a sale with leases in place can read our guide to selling rental property with tenants. For local context, see our page about selling an apartment building in Provo and Orem and our Utah market page.
Staying current in Utah County
Utah amends its landlord-tenant statutes often. The deposit statute changed in 2025, the eviction statute was amended in the 2026 session, and the Fit Premises Act’s crime-victim provisions change again on January 1, 2027. City fees and procedures also shift over time, as Orem’s proposed fee shows. The most reliable approach for owners in Provo and Orem is to read the current version of each statute on the Legislature’s website, check the city’s licensing page each year before renewal, and keep leases and notice templates updated as the rules change.
